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HomeMy WebLinkAboutAdministrative Permit APX2016011 - Project Implementation Code RequirementsCi ofHuntintonBeach 2000 MAINSTREET CALIFORNIA92648 DEPARTMENTOFCOMMUNITYDEVELOPMENT www.huntin onbeachca.ov Plannin Division 714.536.5271 June10,2016 CynthiaTomlinson POBox319 Surfside,CA90743 Buildin Division 714.536.5241 SUBJECT: ADMINISTRATIVEPERMIT NO. 16-011 (WARMANRESIDENCE)—16611 SOUTHPACIFICAVENUE PROJECTIMPLEMENTATIONCODEREQUIREMENTS DearMS.Tomlinson, In order to assist you with your developmentproposal,staff has reviewedthe projectand identifiedapplicableCity policies,standardplans, and developmentand use requirements, excerptedfrom the City of HuntingtonBeachZoning& SubdivisionOrdinanceand Municipal Codes. This list is intendedto helpyouthroughthe permittingprocessandvariousstagesof projectimplementation. It should be noted that this requirement list is in addition to any "conditions of approval” adopted by the Community Development Department. Please note that if the design of your project changes or if site conditions change, the list may also change based upon modifications to your project and the applicable City policies, standard plans, and development and use requirements. If youwouldlikea clarificationof anyof theserequirements,an explanationof the Huntington BeachZoning& SubdivisionOrdinanceand MunicipalCodes,or believesome of the items listeddonotapplyto yourproject,and/oryouwouldliketo discusstheminfurtherdetail,please contact me at kimo.burden surfcit -hb.or or 714-536-5438and/or the respectivesource department(contactpersonbelow). Sincerely4 KimoBurden PlanningAide Enclosure cc:Jane James, PlanningManager Mark Carnahan, Buildingand Safety Department—714-374-1792 James Brown,Fire Department—714-374-5344 Bob Milani, PublicWorks —714-374-1735 Project File • A?HUNTINGTONBEACH PLANNINGDIVISION HUNTINGTONBEACH PROJECTIMPLEMENTATIONCODEREQUIREMENTS DATE: PROJECTNAME: PLANNING APPLICATIONNO. ENTITLEMENTS: DATEOFPLANS: PROJECTLOCATION: PLANREVIEWER: TELEPHONE/E-MAIL: PROJECTDESCRIPTION: June 10,2016 WARMAN RESIDENCE PLANNINGAPPLICATION NO. 16-102 ADMINISTRATIVE PERMIT NO. 16-011 May 24, 2016 16611SOUTH PACIFICAVE, SUNSET BEACH 90742 KIMO BURDEN, PLANNINGAIDE (714)-536-5438/ kimo.burden©surfcity-hb.org To "approve in concept" the demolition of an existing 1,600 sq. ft. single family dwelling unit and to construct a new three-story 5,208 sq. ft. single family dwelling unit with a 476 sq. ft. attached garage, with an overall maximum height of 35 ft. The following is a list of code requirements deemed applicable to the proposed project based on plans stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Community Development Department in conjunction with the requested entitlement(s), if any, will also be provided should final project approval be received. If you have any questions regardingthese requirements, please contactthe Plan Reviewer. ADMINISTRATIVEPERMITNO.16-011: 1. During demolition, grading, site development, and/or construction,the following shall be adheredto: The site plan shall include all utility apparatus, such as but not limited to, backflow devices and Edison transformers. Utility meters shall be screened from view from public right-of-ways. Electrictransformers in a required,front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be not be located in the front yard setback and shall be screened from view.(HBZSOSection230.76) All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback a minimum of 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatiblewith the buildingin terms of materialsand colors. If screeningis not designed specificallyintothe building,a rooftopmechanicalequipmentplanshowingproposedscreening APNo.16-001 June10,2016 Page2of3 must be submitted for review and approval with the application for building permit(s).(HBZSO Section230.76) The site plan and elevations shall include the location of all gas meters, water meters, electrical panels, air conditioning units, mailboxes (as approved by the United States Postal Service), and similar items. If located on a building, they shall be architecturally integrated with the design of the building, non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. (HBZSOSection230.76) All parking area lighting shall be energy efficient and designed so as not to produce glare on adjacent residential properties. Security lighting shall be provided in areas accessible to the public during nighttime hours, and such lighting shall be on a time-clock or photo-sensorsystem. (HBZSO231.18.C) 2. Priorto issuanceof demolition permits,the following shall be completed: The applicant shall follow all procedural requirements and regulations of the South Coast Air Quality Management District (SCAQMD) and any other local, state, or federal law regarding the removal and disposal of any hazardous material including asbestos, lead, and PCB's. These requirements include but are not limited to: survey, identification of removal methods, containment measures, use and treatment of water, proper truck hauling, disposal procedures, and proper notificationto any and all involved agencies.(AQMDRule1403) Pursuant to the requirements of the South Coast Air Quality Management District, an asbestos surveyshall be completed.(AQMDRule1403) The applicant shall complete all Notification requirements of the South Coast Air Quality ManagementDistrict.(AQMDRule1403) The City of Huntington Beach shall receive written verification from the South Coast Air Quality ManagementDistrictthat the Notificationprocedureshave been completed.(AQMDRule1403) Duringdemolition,grading, site development,and/or construction,the following shall be adheredto: a. All Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction,grading, remodeling,or repair shall be limitedto Monday- Saturday 7:00AM to 8:00 PM. Such activities are prohibited Sundays and Federal holidays.(HBMC8.40.090) The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released untilthe following has been completed: Complete all improvements as shown on the approved grading, landscape and improvement plans.(HBMC17.05) All trees shall be maintained or planted in accordance to the requirements of Chapter 232. (HBZSOChapter232) c. The provisions of the Water Efficient Landscape Requirements shall be implemented.(HBMC 14.52) APNo.16-001 June10,2016 Page 3 of 3 The Development Services Departments (CommunityDevelopment, Fire, and Public Works) shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval. The Director of Planning may approve minor amendments to plans and/or conditions of approval as appropriate based on changed circumstances, new information or other relevantfactors. Any proposed plan/project revisions shall be called out on the plan sets submitted for building permits. Permits shall not be issued until the Development Services Departments have reviewed and approvedthe proposed changes for conformancewith the intent of the Community Development Department action. Ifthe proposed changes are of a substantial nature, an amendmentto the original entitlement reviewed by the Community Development Department may be required pursuant to the provisions of HBZSO Section 241.18.(HBZSOSection241.18) Administrative Permit 16-011 shall become null and void unless exercised within one year of the date of final approval, or as modified by condition of approval.An extension of time may be granted by the Director pursuant to a written request submitted to the Community Development Department a minimum30 days prior to the expiration date.(HBZSOSection241.16.A) Administrative Permit No. 16-011 shall not become effective until the appeal period following the approval of the entitlement has elapsed.((HBZSOSection241.14) The Community Development Department reserves the right to revoke Administrative Permit No. 16- 011. pursuant to a public hearing for revocation, if any violation of the conditions of approval, Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs.(HBZSOSection 241.16.D) The project shall comply with all applicable requirements of the Municipal Code, Community Development Department and Fire Department, as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein.(CityCharter,ArticleV) Construction shall be limited to Monday —Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays.(HBNIC8.40.090) All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Community DevelopmentDepartmentand PublicWorks for Code requirements.(HBZSOSection232.04) HUNTINGTONBEACHFIREDEPARTMENT PROJECTIMPLEMENTATIONCODEREQUIREMENTS HUNTINGTONBEACH DATE:MAY 25TH,2016 PROJECTNAME:NEW SFR PLANNINGAPPLICATION:PLANNINGAPPLICATION NO. 2016-0102 ENTITLEMENTS:ADMINISTRATIVE PERMIT NO. 2016-011 PROJECTLOCATION:16611 S. PACIFICAVE., SUNSET BEACH PLANNER:KIMO BURDEN,ASSISTANT PLANNER PLANREVIEWER-FIRE:JAMES BROWN, FIRE PROTECTIONANALYST TELEPHONE/E-MAIL:(714) 374-5344/jbrown@surfcity-hb.org PROJECTDESCRIPTION:To "approve in concept"the demolition of an existing two-story single family dwelling unit with an attached garage and to construct a new three-story 5,208 sq. ft. single family dwelling unit with a 476 sq. ft. attached garage, with an overall maximum height of 35 ft. The following is a list of code requirements deemed applicableto the proposed project based on plans received and dated MAY 23RD,2016. The list is intendedto assist the applicant by identifying requirementswhich must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted bythe Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided uponfinal project approval. If you have any questions regardingthese requirements, please contact the Plan Reviewer- Fire: JAMES BROWN, FIRE PROTECTIONANALYST. Automatic Fire Sprinklers are required. NFPA13dAutomatic fire sprinkler systems are required per the California Fire Code and California Residential Codefor new single family homes. Separate plans (two sets) shall be submitted to the Fire Departmentfor permits and approval. For Fire Department approval, referencethat a fire sprinkler system will be installed in compliance with the California Fire Code, NFPA 13d,and City Specification# 420 - AutomaticFireSprinklerSystemsin the building plan notes.(FD) NOTE: THESTRUCTURE IS THREE STORIESIN HEIGHT. AS SUCH, THEPUBLIC WORKSDEPARTMENT WILLREQUIRE A BACKFLOWDEVICE (DCDA) ON THE WATER SERVICE. IT MUST BE DESIGNED AND CALCULATEDINTO THEFIRE SPRINKLER SYSTEM. RECEIVED MAY26 2016 Dept.of Planning& Building Page2of2 Residential(SFD)AddressNumbersshall be installedto complywith City Specification#428, Premise Identification. Numbersets are requiredon front of the structure in a contrastingcolor with the backgroundand shall be a minimum of four inches (4") highwith one and one half inch (W) brush stroke. For Fire Departmentapproval, reference compliancewith City Specification #428, Premise Identificationin the plan notesand portraythe address location on the building. (FD) THEFOLLOWINGSHALLBEMAINTAINEDDURINGCONSTRUCTION: a.Fire/EmergencyAccess And Site Safety shall be maintainedduring project constructionphases in compliancewith CFC Chapter 33, Fire Safety During ConstructionAnd Demolition.(FD) OTHER: Discoveryof additional soil contaminationor undergroundpipelines, etc., must be reportedto the Fire Departmentimmediatelyand the approvedwork plan modified accordingly in compliance with City Specification#431-92 Soil Clean-Up Standards.(FD) Outside City ConsultantsThe Fire Departmentreviewof this project and subsequent plans may requirethe use of City consultants. The Huntington BeachCity Council approvedfee schedule allowsthe Fire Departmentto recover consultantfees from the applicant,developer or other responsibleparty.(FD) Fire Department City Specificationsmay be obtained at: Huntington Beach Fire DepartmentAdministrative Office City Hall 2000 Main Street, 5thfloor Huntington Beach, CA 92648 or through the City's website at htt ://www.huntintonbeachca.ov/ overnmentldeartments/Fire/fire reventioncode enforce ment/firede t ci s ecifications.cfm If you have any questions, please contactthe Fire Prevention Division at (714) 536-5411. CITY OF HUNTINGTON BEACH PUBLIC WORKS INTERDEPARTMENTAL COMMUNICATION PROJECTIMPLEMENTATIONCODEREQUIREMENTS DATE: PROJECTNAME: ENTITLEMENTS: PLNGAPPLICATIONNO: DATEOF PLANS: PROJECTLOCATION: PROJECTPLANNER: PLANREVIEWER: TELEPHONE/E-MAIL: PROJECTDESCRIPTION: JUNE9, 2016 SUNSETRESIDENCE AP 16-11 2016-00102 MAY23, 2016 16611SOUTHPACIFIC KIMOBURDEN,ASSISTANTPLANNER BOBMILANI,SENIORCIVILENGINEER 714-374-1735/ BOB.MILANI SURFCITY-HB.ORG TO "APPROVE IN CONCEPT" THE DEMOLITION OF AN EXISTING TWO-STORY SINGLE FAMILY DWELLING UNIT WITH AN ATTACHEDGARAGEAND TO CONSTRUCTA NEW THREE-STORY 5,208 SQ. FT. SINGLE FAMILY DWELLING UNIT WITH A 476 SQ. FT. ATTACHED GARAGE, WITH AN OVERALLMAXIMUMHEIGHTOF 35 FT. RECEIVED JUN092016 LiSp u, &Building Thefollowingis a listof coderequirementsdeemedapplicableto the proposedprojectbasedon plans as statedabove. The itemsbelow areto meetthe City of HuntingtonBeach'sMunicipal Code(HBMC),ZoningandSubdivisionOrdinance(ZSO),Departmentof PublicWorksStandard Plans (Civil, Water and Landscaping)and the American Public Works Association (APWA) Standards Specificationsfor Public Works Construction(Green Book), the Orange County Drainage Area management Plan (DAMP), and the City Arboricultural and Landscape Standards and Specifications. The list is•intended to assist the applicant by identifying requirements which shall be satisfied during the various stages of project permitting, implementationand construction. If you have any questions regardingthese requirements, pleasecontactthe PlanRevieweror ProjectPlanner. THE FOLLOWINGDEVELOPMENTREQUIREMENTSSHALLBECOMPLETEDPRIORTO ISSUANCEOFA GRADINGPERMIT: 1. A PreciseGradingPlan,preparedby a LicensedCivil Engineer,shall be submittedto the Public Works Departmentfor review and approval.(MC 17.05/ZSO230.84) The plans shall comply with Public Works plan preparationguidelines and include the following improvementsonthe plan: a. The existing sewer lateral may potentially be utilized if it is of adequate size, conformsto currentPublicWorks Standardsand is determinedto be in serviceable condition by submittinga video of the lateral. If the sewer is determinedto be Page2of3 inadequate,a new sewer lateral shall be installed, connectingto the main in the alley,perPublicWorksStandards. (ZSO230.84) A new domestic water service and meter shall be installed per Water Division Standards, and sized to meet the minimum requirements set by the California PlumbingCode(CPC)and UniformFireCode(UFC).(ZSO230.84) (MC14.08.020) A separate backflow protection device shall be installed per Water Division Standards for the domestic water service and shall be screened from view. (Resolution5921andStateofCaliforniaAdministrativeCode,Title17) The existingdomesticwaterserviceandmeter,if not beingusedshallbeabandoned perWaterDivisionStandards. (ZSO230.84) A detailed soils and geological/seismic analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materialsto providedetailedrecommendationsfor grading, over excavation,engineered fill, dewatering,settlement,protectionof adjacentstructures,chemicaland fill properties, liquefaction,retainingwalls,streets,and utilities. (MC17.05.150) The applicant'sgrading/erosioncontrol planshallabideby the provisionsof AQMD'sRule 403 asrelatedtofugitivedustcontrol. (AQMDRule403) The nameandphonenumberof an on-sitefield supervisorhiredbythedevelopershallbe submittedto the Planningand PublicWorksDepartments. Inaddition,clearlyvisiblesigns shall be posted on the perimeter of the site every 250 feet indicatingwho shall be contactedfor informationregardingthis developmentand anyconstruction/grading-related concerns. This contactpersonshall be availableimmediatelyto addressanyconcernsor issuesraisedbyadjacentpropertyownersduringthe constructionactivity. He/Shewill be responsible for ensuring compliance with the conditions herein, specifically, grading activities,truck routes,constructionhours, noise,etc. Signs shall includethe applicant's contactnumber,regardinggrading and constructionactivities,and "1-800-CUTSMOG"in the eventthere are concernsregardingfugitivedustand compliancewithAQMD RuleNo. 403. The applicantshall notifyall propertyownersandtenantswithin 300feet of the perimeter ofthe propertyofatentativegradingscheduleat least30dayspriorto suchgrading. THE FOLLOWINGDEVELOPMENTREQUIREMENTSSHALLBECOMPLIEDWITHDURING GRADINGOPERATIONS: An EncroachmentPermit is required for all work within the City's right-of-way. (MC 12.38.010/MC14.36.030) The developershallcoordinatethe developmentof a truck haulroutewiththe Department of PublicWorksifthe importorexportof materialin excessof5000cubicyardsis required. This planshallincludethe approximatenumberof truck trips andthe proposedtruck haul routes. It shall specifythe hours in which transportactivitiescan occurand methodsto mitigate construction-relatedimpacts to adjacent residents. These plans must be submittedfor approvaltothe Departmentof PublicWorks. (MC17.05.210) Watertrucks will be utilizedon the site and shall be availableto be usedthroughoutthe day duringsitegradingto keepthe soil dampenoughto preventdustbeingraisedby the operations. (CaliforniaStormwaterBMPHandbook,ConstructionWindErosionWE-1) Page3of3 All haultrucksshallarriveatthe sit e n o e a r l i e r t h a n 8 : 0 0 a . m . o r l e a v e t h e s i t e n o l a t e r t h a n 5:00p.m.,andshallbe limitedto MondaythroughFridayonly. (MC 17.05) Wet downthe areasthat areto be gradedor that is b e i n g g r a d e d , i n t h e l a t e m o r n i n g a n d afterwork iscompletedfor the day . ( W E - 1 / M C 1 7 . 0 5 ) The construction disturbance area shall be kept as small as p o s s i b l e . ( C a l i f o r n i a StormwaterBMPHandbook,Construction ErosionC o n t r o l E C - 1 ) ( D A M P ) All haul trucks shall be covered or have water applied to the exposed surface prior to leavingthe siteto preventdustfrom impactingthe surroundingareas. (DAMP) Priorto leavingthe site, all haultrucks shall bewa s h e d o f f o n - s i t e o n a g r a v e l s u r f a c e t o preventdirt anddustfrom leavingt h e s i t e a n d i m p a c t i n g p u b l i c s t r e e t s . ( D A M P ) Complywith app r o p r i a t e s e c t i o n s o f A Q M D R u l e 4 0 3 , p a r t i c u l a r l y t o m i n i m i z e f u g i t i v e d u s t andnoiseto s u r r o u n d i n g a r e a s . ( A Q M D R u l e 4 0 3 ) Windbarriersshallbe installedalongthe perimeterofthe site.(DAMP) All constructionmaterials,wastes, grading or demolitiondebris and stockpiles of soils, aggregates, soil amendments,etc. shall be prop e r l y c o v e r e d , s t o r e d a n d s e c u r e d t o preventtransport into surface or g r o u n d w a t e r s b y w i n d , r a i n , t r a c k i n g , t i d a l e r o s i o n o r dispersion. (DAM P ) THEFOLLOWINGDEVELOPMENTREQUIREMENTSSHALLBECOMPLETEDPRIORTO ISSUANCEOFABUILDINGPERMIT: A PreciseGradingPermitshallbeissued. (MC17.05) TheapplicableOrangeCountySanitationDistrictCapitalFacilityCapacityChargeshall b e paidto the CityDepartmentof PublicWorks.(OrdinanceOCSD-40) THEFOLLOWINGDEVELOPMENTREQUIREMENTSSHALLBECOMPLETEDPRIORTO FINALINSPECTIONOROCCUPANCY: Completeailimprovementsas s h o w n o n t h e a p p r o v e d g r a d i n g p l a n s . ( M C 1 7 . 0 5 ) All newutilitiesshallbe undergrounded.(MC17.64) All applicablePublicWork s f e e s s h a l l b e p a i d a t t h e c u r r e n t r a t e u n l e s s o t h e r w i s e s t a t e d , perthe PublicWorksFeeScheduleadoptedbythe CityCouncilandavailableonthe city websiteat htt ://www.surfcit-hb.or /files/users/ ub l i c w o r k s / f e e s c h e d u l e . d f . ( Z S O 240.06/ZSO250.16) RECEIVED HUNTINGTONBEACH JUN032016 HUNTINGTONBEACH Dept.ot Planning BUILDINGDIVISION &Building PROJECTIMPLEMENTATIONCODEREQUIREMENTS DATE: PROJECTNAME: PLANNING APPLICATIONNO. ENTITLEMENTS: DATEOFPLANS: PROJECTLOCATION: PLANREVIEWER: TELEPHONE/E-MAIL: PROJECTDESCRIPTION: June 03, 2016 Warman Residence PLANNINGAPPLICATION NO. 16-102 AP NO. 16-016 May 23, 2016 16611 South Pacific Avenue, 90742 (north of 19thSt., south of 22th St. —Sunset Beach) Khoa Duong, P.E (714) 872-6123/ khoa@csgengr.com To "approve in concept"thedemolitionofanexistingtwo-storysingle familydwellingunit andto constructa newthree-story5,208sq. ft. singlefamilydwellingunitwitha 476sq.ft. attachedgarage,withan overallmaximumheightof35ft. The following is a list of code requirements deemed applicableto the proposed project based on plans stated above. The list is intended to assistthe applicant by identifying requirementswhich must be satisfied during the various stages of project permittingand implementation. A list of conditions of approval adopted by the Zoning Administrator in conjunctionwith the requested entitlement(s), if any, will also be provided uponfinal project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer. I. REQUIREMENT: Development Impact Feeswill be requiredfor new construction. Submit separate plans for all disciplines; Building 3 sets, MEP 2 sets each. Landscape plan is a separate submittal for irrigation and plants only. No accessory structures or flat work will be reviewed on the landscape plans. All site work for accessibility will be reviewed and inspected based on the approved architectural plans. All accessory and minor accessory structures including site MEP will be on separate permits. II. CODEREQUIREMENTSBASEDONPLANS&DRAWINGSSUBMITTED: 1. Project shall comply with the current state building codes adopted by the city at the time of permit applicationsubmittal. Currentlythey are 2013 CaliforniaBuildingCode (CBC), 2013 California ResidentialCode (CRC),2013 CaliforniaMechanicalCode,2013 CaliforniaPlumbingCode,2013 CaliforniaElectricalCode,2013CaliforniaEnergyCode,2013 CaliforniaGreenBuildingStandards Code,andthe HuntingtonBeachMunicipalCode(HBMC).Complianceto allapplicablestateandlocal codesisrequiredpriorto issuanceofbuildingpermit. Page2of 2 2. ProjectData Occupancygroup R-3 and U shall be usedfor this project. Also type V-B building construction shall be used. Firesprinkler system is requiredfor all new construction. Please specify on ProjectData. Exteriorwalls and openings in exteriorwall must complywith Tables R302.1(1)1R302.1(2). Checkthe required light,ventilation and egresswindow. With one exit serving the third floor, pleasecheck the distance of travel. Plans and calculations must be stamped and wet signed by architect/civil engineer licensed by State of California. Energycalculationsand structural calculationsare required. Soil report is required. Review and provide compliance with Title 17 of the City of Huntington Beach Municipal Code, Building and Construction. This document can be found online on the city's website. In addition to all of the code requirements of the 2013 California Green Building Standards Code, specifically address Construction Waste Management per Sections 4.408.2, 4.408.3, 4.408.4, 5.408.1.1, 5.408.1.2, and 5.408.1.3 and Building Maintenance and Operation, Section 5.410. Prior to the issuance of a building permitthe permiteewill be requiredto describe how they will complywith the sections described above. Prior to Building Final Approval, the city will require a Waste Diversion Report per Sections4.408.5 and 5.408.1.4. The City of Huntington Beach has adopted the 2013 California Green Building Standards Code Appendices for Electric Vehicle Charging. This adopted Code may be found in the Huntington Beach MunicipalCode under; Chapter 17.06.030Residential ElectricVehicle (EV) Charging. III. COMMENTS: Planningand Building Departmentencouragethe use of pre-submittal buildingplan check meetings. Separate Building, Mechanical, Electrical and Plumbing Permits will be required for all exterior accessory elements of the project, including but not limited to: fireplaces, fountains, sculptures, light poles,walls and fences over 42" high, retaining walls over 2' high, detached trellises/patio covers, gas piping, water service, backflow anti-siphon, electrical, meter pedestals/electrical panels, swimming pools, storage racks for industrial/commercial projects. It will be the design professional in charge, responsibilityto coordinate and submit the documentsfor the work described above. Provide on all plan submittals for building, mechanical, electrical and plumbing permits, the Conditions of Approval and Code Requirements that are associated with the project through the entitlement process. If there is a WQMP, it is requiredto be attached to the plumbing plans for plancheck.